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Perceiving Social Housing Through Matrix Structural Analysis - A Threshold Between Theoretical Research and Practical Applications 2015 PDF
Perceiving Social Housing Through Matrix Structural Analysis - A Threshold Between Theoretical Research and Practical Applications 2015 PDF
Perceiving Social Housing Through Matrix Structural Analysis - A Threshold Between Theoretical Research and Practical Applications 2015 PDF
Authors:
DOAA SALAHELDIN ISMAIL ELSAYED, WALAA S.E. ISMAEEL
Institutions:
POLITECNICO DI MILANO, ITALY; BRITISH UNIVERSITY IN EGYPT (BUE)
ABSTRACT
The current adopted research methods for rehabilitation of social housing projects face lots of
challenges to address the complexity of socio-cultural, environmental and economic aspects. Hence,
the research discusses matrix structural analysis method that aims at bridging the gap between
theoretical and practical approaches for more sustained social housing rehabilitation projects. It acts as
a simplified analytical and decision making tool that is capable of structuring the huge range of data,
categorized into various scales; starting from urban to architectural solutions, and scopes; discussing
building energy performance and management process. The research applies the proposed matrix on a
case study project entitled: Interventions in Obsolete Residential Neighbourhoods: Manual of Best
Practices (ORRN-MBP) (Promoted by Junta Andalusia, University of Seville, Spain). The project
studied eight neighbourhood plans built between the 1950 and 1970 with potential cultural values but
suffering incompatibility with contemporary users’ demands. The proposed matrix presents a
comprehensive toolkit for decision makers and set a datum for sustainable social housing
rehabilitation plans.
Keywords: Matrix structural analysis, decision making process, social housing rehabilitation projects
INTRODUCTION
Rehabilitation of social housing projects is considered among the main challenges that face
preserving cultural heritage neighbourhoods especially due to the increasing incompatibility of
existing buildings to respond to contemporary users’ needs, demands and life styles. The research
presents a review of literature that discusses the definition and evolution of a matrix in urban and
architecture research arena. Then, it discusses obsolescence and rehabilitation of social housing
projects. The research method cites a case study in Seville, Spain for eight defined neighbourhoods to
develop the proposed matrix structural analysis and decision making tool in order to bridge the gap
between theoretical approach and practical application for dealing with rehabilitation of social housing
projects.
REVIEW OF LITERATURE
Matrix structural analysis has been used as an analytical tool to demonstrate interrelationships and
dependencies between elements to provide insights into how to manage complex systems or projects.
Then, it has evolved to be used as a decision making tool by weighing up and scoring different factors.
CONFERENCE: Obsolescence and Renovation – 20th century housing in the new millennium
During the 1960’s, new challenges faced social housing projects to plan for the dynamics of growth
practiced in the informal slums. This promoted the project of PREVI (Proyecto Experimental de
Vivienda in Lima, Latin America) 3 as a pioneering housing project that aimed at creating low-rise,
high-density housing of 1,500 dwellings with a view to expansion and adaptation for each residential
unit. Later, a research work entitled ‘Time builds’ elaborated by 4 EquipoArquitectura (EqA),
Fernando Garcia-Huidoboro, Diego Torres Torriti, Nicolas Tugas, had been concluded with a final
matrix charting the lifespans and modifications of 14 housing models over forty years. This frame
work had been the main idea of the Chilean practice Elemental's "half a house" model.
Hence, the research develops a synthesis for using matrix as an analytical & decision making tool for
building design optimization and rehabilitation of social housing projects as shown in Figure (1).
CONFERENCE: Obsolescence and Renovation – 20th century housing in the new millennium
Figure 1 showing time line evolution for using matrix as an analytical and decision making
tool for social housing projects
Obsolescence indicators
Obsolescence results from the factor of time, which implies change and most often degradation of
performance, usability, occupant satisfaction and the end of the service life of built facilities6 7, and
also due to the mismanagement of the physical assets of social housing over time. Obsolescence
presents a serious threat to the built property as it rarely accounts for its societal and cultural
significance. Hence, minimizing obsolescence and extending building life cycle by improvement,
renovation and renewal is a better and more sustainable solution8. This requires a systematic analytical
and predictive model for identification, prevention, diagnosis and cure of obsolescence indicators 9.
Different kinds of obsolescence can be classified, characterized and distinguished according to a
variety of theoretical/conceptual models. A study by Thomson and Flier (2011)10 and GOETZ (2012)11
classified them into physical factors (related to material processes) and behavioural factors (related to
human actions) and the interactions between them12. Then, numerical methods can be developed to
measure/evaluate degradation in the physical and socioeconomic context. This also calls for
developing appropriate life cycle management plans to consider the building’s spatial and structural
flexibility to accommodate future changes13. Synergy arises from economies of scale when sites are
combined to increase their development potential.
CONFERENCE: Obsolescence and Renovation – 20th century housing in the new millennium
Rehabilitation addresses obsolescence of a building in its existing use. Strategic approaches for
rehabilitation may include: restructuring, diversification and regeneration14. Sustainability and more
particularly energy efficiency, is a new (additional) input and has become a growing importance for
the market position of the built property15. It includes social, economic and physical rehabilitation.
Hence, a recent study by Vehbi and Hoskara, (2009) proposed a model for measuring the
sustainability level of historic urban quarters and to indicate an appropriate strategy for their
rehabilitation. It introduces the characteristics, role, selection process and scaling method of
sustainability indicators, which are numerical tools used to measure changes in the physical, economic
and social structures of a defined urban area. It also shows an inversely proportional relationship
between type and the level of obsolescence (revitalization) and the level of sustainability in the
physical, economic and social structures of a particular area.16
METHODS
Indicators of obsolescence
The IORN-MBP project defined a set of weighted obsolescence indicators divided into physical
indicators (70%), and socio economic indicators (30%).
The project defined seven physical indicators for obsolescence and assigned weighting for each to
express different ranges of obsolescence from a total 70 points as shown in Table (1). Hence, by
comparing the obsolescence indicators for the eight predefined locations as shown in Figure (3), it is
CONFERENCE: Obsolescence and Renovation – 20th century housing in the new millennium
shown that most neighbourhoods are suffering from problems in building accessibility, while least
problems occur due to urban complexity and public transport.
Figure 3 Comparing the physical obsolescence indicators for the eight neighborhoods.
Also, the IORN-MBP project defined six socio economic indicators of obsolescence with equal
weighting, as shown in Table (2). By comparing the eight neighbourhoods as shown in Figure (4), it is
shown that most socio economic obsolescence indicators are education level, population age and price
of housing unit.
Empty units Occupation Population age Immigration Education level Price of housing unit
5 5 5 5 5 5 30
16.7 16.7 16.7 16.7 16.7 16.7 100.0
Figure 4 comparing the socio economic obsolescence indicators for the eight neighborhoods.
Then, the IORN-MBP project used logos to provide recommendations for the studied area as shown in
Table (3), and provided interpretations which combine together the previous three phases in a
comprehensive diagrammatic design.
CONFERENCE: Obsolescence and Renovation – 20th century housing in the new millennium
Decision making process takes two steps; ‘Recommendations’ for sustainable rehabilitation, and
‘Interpretation’ for strategic action plans. Sustainability indicators focus on 7 aspects that include the
following; compactness, connectivity, inclusiveness, green, multifunctionality, creativity and safety as
shown in Figure (6). Finally, the research uses the classification of strategic approaches found in
Vehbi and Hoskara (2009)17 to define levels of action for the urban scale and accordingly its time
plan and output. The shortest interference level is ‘functional restructuring' with immediate physical
output, then promoting ‘functional diversification’, and finally when the neighbour is self-sustained
and begins its role as a regeneration agent within its community-‘functional regeneration’- this
requires the longest time plan and provides both physical and socio economic outputs as well.
Figure 6 Functional regeneration plan for Poligono del Valle-01, IORN-MBP project
CONFERENCE: Obsolescence and Renovation – 20th century housing in the new millennium
Decision making process takes two steps; ‘Recommendations’ for sustainable rehabilitation, and
‘Interpretation’ for strategic action plans. Sustainable indicators focus on 6 aspects; attractiveness of
social housing typologies, diversity of mixed land uses, accessibility, flexibility, and safety. The
research uses the classification of housing rehabilitation strategies proposed by Baek and Park (2012)
into extension type, individual type, combined type and integrated type depending on the rehabilitation
objectives and house characteristics as shown in Figure (7). Time plan and economies vary according
to the type of adopted strategy with the least budget for the combined and integration plans so as to
benefit from the economies of scale, while the most expensive are the individual and extension plans
where each building unit is discussed individually.
Figure 7 Building scale- rehabilitation plan to solve the problem of improving vertical circulation,
author’s elaboration after IORN-MBP project
CONFERENCE: Obsolescence and Renovation – 20th century housing in the new millennium
Decision making process takes two steps; ‘Recommendations’ for sustainable rehabilitation, and
‘Interpretation’ for strategic action plans. Recommendations focus on 9 aspects underlining the main
management approaches that include; political, financial, structural, instrumental, digital, shared,
social, and community management, which aim at enhancing the neighbourhoods with better social
actions improving the training of the inhabitance in collective social work in order to stimulate social
cohesion and responsibility. This shall lead to improvement of the housing quality and the image of
the neighbourhood within the city which would enhance the real estate market.
Sustainable Energy performance indicators
Energy Analysis takes two steps; documentation and defining obsolescence indicators for energy use
on both urban and building scales. Documentation requires gathering general data on the urban scale
for; climatic zones and weather files, annual average temperature and humidity range, prevailing wind
direction and speed, as well as solar radiation range. While for the building scale, the type of data
should cover the monthly energy consumption, type of fuel used for energy production, type of
artificial lighting and HVAC mechanical systems used, occupants’ operational schedule, as well as the
type of building insulation. Discussing energy obsolescence indicators on the urban scale indicates
increased energy consumption due to the increasing demands of occupants’ comfort. While for the
building scale, shows a significant deficiency in the building energy performance of the thermal
envelope and building facilities, as a result of the high thermal transmittance of building envelope.
Decision making process takes two steps; ‘Recommendations’ for sustainable rehabilitation, and
‘Interpretation’ for strategic action plans. Sustainability indicators can be retrieved by using green
rating systems. The addressed recommendations for sustainable rehabilitation plan aim at obtaining
comfortable, efficient, healthy, and protected indoor environment. This is by improving the thermal
and acoustic insulations of the building envelope, including the facades, external windows, and roof.
Finally, interpretations provide detailed building plans and sections for improving building envelope
as shown in Figure (8).
CONFERENCE: Obsolescence and Renovation – 20th century housing in the new millennium
Figure 8 MBP Interpretations for improving building energy performance for Poligono del Valle-01,
IORN-MBP project
Matrix representation
The research further develops the following decision making matrix using weighted indicators for
obsolescence and sustainable rehabilitation as shown in Table (4). The value of (Y) should be equal to
or exceed the value of (X) to achieve a successful sustainable rehabilitation plan.
16. Wiles, Rose, Crow, Graham, and Pain, Helen, Innovation in Qualitative Research Methods: Possibilities and
Challenges, Cardiff School of Social Sciences, Paper: 121, 2008.
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Durand, J.N.L., Recueil et parallele des edifices de tout genre, Anciens et Modernes, Freal & C Editeurs,1801.
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Bevilacqua, Marco G., 2010, and Klein, Alexander, the Existenzminimum: A ‘Scientific’ Approach to Design
Techniques. Nexus network,2011
3
Mcguirk, Justin, PREVI: The Metabolist utopia, Domus, Architecture, April 2001
4
Garcia-Huidoboro, Fernando, Torriti, D.Torres, Tugas, Nicolas, Time builds, EquipoArquitectura (EqA),2008.
5
Baek, Cheong-Hoon and Park, Sang-Hoon, Changes in renovation policies in the era of sustainability, Energy
and Buildings 47 (2012) 485–496, Elsevier, 2011
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Iselin, D.G. and Lemer, A.C., The fourth dimension in building: strategies for minimizing obsolescence, in B.R.
Board (ed.): Studies in Management of Building Technology, National Academy Press, Washington, DC., 1993
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Nutt, B., Walker, B., Holliday, S. and Sears, D. Obsolescence in Housing, Saxon House, Farnborough , 1976
1976 found in Thomson and Flier, 2011
8
(Itard et al., 2006; Power, 2010; Thomsen and van der Flier, 2009b)
9
Ibid, Iselin, D.G. and Lemer, A.C., 1993
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Thomsen, Andre and Van der Flier, Kees, Understanding obsolescence: a conceptual model for buildings,
Building Research and Information, (2011) ,ISSN 0961-3218 print ⁄ISSN 1466-4321 online # 2011 Taylor &
Francis http: ⁄ ⁄www.informaworld.com ⁄journals, DOI: 10.1080/09613218.2011.576328
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GOETZ, EDWARD G., Obsolescence and the Transformation of Public Housing Communities in the US,
International Journal of Housing Policy, 2012, Vol. 12, No. 3, 331–345, ISSN 1461-6718 Print/1473-3269
Online 12/030331–15 C _ 2012 Taylor & Francis, http://dx.doi.org/10.1080/14616718.2012.709671
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Vehbi, Beser O., & Hoskara NAL HOS, EBNEM O¨, A Model for Measuring the Sustainability Level of Historic
Urban Quarters, European Planning Studies Vol. 17, 2009, ISSN 0965-4313 Print=ISSN 1469-5944
Online=09=050715–25 # 2009 Taylor & Francis, DOI: 10.1080/09654310902778201
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Chau, K. W. & Wong, S. K., Externalities of Urban Renewal: A Real Option Perspective, Real Estate Finan
Econ (2014) 48:546–560, DOI 10.1007/s11146-013-9418-z, Springer Science+Business, also citing (Brand, 1994;
Maver, 1979; Till, 2009; van Nunen, 2010)
14
Ibid, Vehbi &Hoskara (2009)
15
Ibid, Thomsen and van der Flier, (2011)
16
Ibid, Vehbi &Hoskara (2009)
17
Ibid, Vehbi &Hoskara (2009)